Some states laws say for non-owner occupied property, the vendor doesn't need a written contract.That said, in the absence of a written agreement if the lien is to be based upon the reasonable value of services provided, that $9k estimate seems like a good starting point.

@Clay Hall,It is much easier to get financing on a house that you will be occupying, because of risk to the lender. 

All of these play into my bid as if it’s not 12 month seasoning and it’s owner occupied in New York my offer would be very different than if it was in Texas

Typically owner occupied multi families are the best kept.

Is it 83% physically occupied, or economically occupied?

My 2 biggest issues are getting the occupied units registered as occupied and not Vacant, there is no toggle or selector to do so. 

Owner-occupied transactions are mostly emotional decision based.Investors should check emotions at the door and only make business based decisions.What does that mean in practice?

Also, when you do move out and no longer owner occupy one of the 4 units, be sure to notify your insurance so they know it's a full rental policy.  

Two units were occupied, two were vacant and has room to build.

I've done it all... buying tenant occupied, doing BRRRR's, section 8, doing full gut renovations, etc.I also help clients do these things from out of state.I lived in Troy (just outside Detroit) from 2017-2022 but I'm back in California now.